Flyt PropertyRyan Flowers
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Is Rosebank, Gauteng a sure investment right now?

The question of where to invest in South African property is becoming less about geography and more about value. While the Western Cape remains a blue-chip market enjoying sustained demand, investor attention is widening to include Gauteng – particularly areas offering a compelling combination of accessibility, amenities and yield. Rosebank is emerging as one of the most notable of these, shaped by strong fundamentals and a maturing urban ecosystem that continues to attract both corporate and residential demand.

According to a recent report by Rainmaker, Gauteng remains South Africa’s economic centre, contributing around 33% of national GDP and 30% of employment, while also recording the highest net migration gains nationally. This concentration of economic activity continues to support demand for residential property in well-located urban locations.

The area has seen sustained development across residential, commercial and mixed-use projects, positioning Rosebank as one of Johannesburg’s most established high-density urban centres.

Flyt Property Investment, historically focused on the Western Cape market, is among those expanding their footprint. The group has identified Rosebank as a strategic investment hotspot, partnering with LivRES, the developers of Saxon Square, to launch its latest aparthotel offering through its hospitality brand, WINK Aparthotels. Located on Oxford Road in Rosebank, Saxon Square is a mixed-use development comprising over 150 residential units, positioned within one of Johannesburg’s most active commercial and lifestyle precincts.

“Cape Town continues to deliver strong performance and remains an important part of our investment strategy,” says Ryan Flowers, Managing Director of Flyt Property Investment. “At the same time, we’ve been assessing opportunities in Gauteng, and Rosebank stands out for its accessibility, infrastructure and its potential to deliver consistent rental demand.”

The divergence between regions is also shaped by broader market dynamics. The Western Cape has benefited from consistent municipal performance, infrastructure reliability and a strong tourism-driven economy, all of which have supported sustained property demand. By contrast, parts of Gauteng have experienced more uneven growth, with investor sentiment at times influenced by concerns around municipal delivery and infrastructure reliability.

Well-performing areas such as Rosebank, already known for its established schools, walkable streets and vibrant retail appeal, are beginning to stand out within this context, supported by concentrated investment and strong corporate demand.

That shift is visible in the corporate footprint of the area. In recent years, a number of major companies have either relocated to or consolidated offices within Rosebank, including Anglo American, which moved its global headquarters to the centre, as well as Standard Bank, Allan Gray and TotalEnergies. The continued growth of precincts such as Oxford Parks has further attracted blue-chip tenants, reinforcing Rosebank’s role as a key commercial hub.

What’s increasingly bolstering the investment case is the strength of the rental market. Vacancy rates in Rosebank have declined from over 15% in 2021 to around 8% by late 2025, pointing to improving occupancy and consistent demand for well-located units.

This is translating into a more compelling buy-to-rent proposition, with recent industry insights pointing to gross rental yields of between 11% and 13%, supported by strong occupancy and corporate-driven demand.

In nodes like Rosebank, demand for short-term and aparthotel-style accommodation is also becoming a more visible part of the market mix.

Recent data reflects this broader momentum. Rosebank recorded a 53% increase in transaction volumes since 2023, placing it among Johannesburg’s strongest-performing suburbs over the past two years. The area has also attracted a notable share of international buyers, with foreign purchasers accounting for 19% of transactions between early 2024 and 2025.

“Investors are increasingly focused on areas where people can live, work and access amenities within a single urban district,” adds Flowers. “Rosebank aligns with that shift, particularly for buyers looking at long-term rental income.”

The Rainmaker report further points to strong underlying fundamentals supporting the node. Household incomes in Rosebank have increased by approximately 171% since 2011, reinforcing ongoing demand.

From a development perspective, investment into Rosebank remains consistent.

“There has been sustained capital investment into Rosebank across both commercial and residential sectors,” says Alan Dinne development director at LivRES. “The presence of large corporates, combined with continued infrastructure upgrades, is reinforcing its role as a key urban centre within Johannesburg. It’s not just about lifestyle anymore – it’s about opportunity, affordability and long-term stability.”

All indicators suggest that Rosebank is transitioning into a more mature, high-density mixed-use urban pocket, with growth expected to continue as development activity stabilises and demand remains steady.

For property investors looking for value in Johannesburg, Rosebank is emerging as one of the most attractive opportunities in the current market cycle.
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Aparthotels come of age as traveller expectations shift

There was a time — not that long ago — when checking into an aparthotel meant arriving at a dimly lit lobby, ringing a bell for a security guard doubling as a night receptionist, and being handed a jangling bunch of keys. If you were less fortunate, it was a keybox bolted to a wall and a late-night SMS with a code.

Inside, the unit was functional. Clean, perhaps. Minimal. Almost certainly unserviced. No concierge. No daily housekeeping. No café downstairs. It was accommodation — but it wasn’t yet hospitality.
That version of the aparthotel has largely disappeared.

Today’s professionally managed aparthotels occupy a defined space between traditional hotels and informal short-term rentals. More streamlined than full-service hotels, yet far more structured than standalone units, the segment has matured into a sophisticated hospitality category shaped by changing traveller behaviour.

According to Derick Tait, Managing Director of WINK Aparthotels, which owns and manages four properties in the Western Cape, the transformation has been driven by demand rather than design.
“The early aparthotel model was transactional,” says Tait. “It offered space and price, but not a consistent hospitality experience. Over time, guests wanted more — and we evolved with that demand.”

The growth of remote work, extended stays and lifestyle-led travel has reshaped accommodation patterns. What was once perceived as overlap between hotels and aparthotels has settled into clearer market segmentation, with each model serving distinct traveller needs:

Traditional Hotels Aparthotels
Short leisure stays Extended stays
Conference groups Remote workers
Package tourism Digital nomads
Traditional corporate Relocation clients

This clearer segmentation has allowed each accommodation type to refine its offering and meet its guests’ needs more effectively.

“The guest profile has diversified,” says Tait. “We’re seeing travellers who want autonomy and space, but also safety, brand consistency and service when they need it. That’s where professionally managed aparthotels fit.”

Rather than replacing traditional hotels — which remain essential for conferencing, luxury travel and full-service hospitality — aparthotels increasingly serve longer-stay and hybrid travellers whose needs differ.

Operationally, the aparthotel model has shifted just as significantly. Traditional hotels carry high fixed costs: 24-hour reception teams, food and beverage staff, extensive common areas and substantial service infrastructure. Aparthotels operate differently, with centralised management, leaner onsite teams and technology-enabled systems.

Dynamic pricing tools, central housekeeping coordination and scaled staffing models allow operators to manage occupancy and margins with greater flexibility.

“Technology has fundamentally changed how we operate,” says Tait. “We’re able to manage key functions centrally and optimise revenue across properties in ways that simply weren’t possible a decade ago.”

These structural differences result in distinct cost bases. While hotels remain capital-intensive and service-heavy, professionally managed aparthotels can operate with lower overhead per key, often translating into stronger margin resilience and pricing agility.

Perhaps the most significant evolution has been the shift from fixed service to optional service. Housekeeping can be scheduled rather than assumed. Catering is flexible — self-catered or provided. Lifestyle elements are integrated without replicating the scale of traditional hotel restaurants.
WINK, for example, has introduced deli and coffee shop concepts within selected properties, offering guests convenient food and beverage access while maintaining operational efficiency.

“Choice has become central to the model,” says Tait. “Guests don’t necessarily want daily servicing built into the rate, but they want the option. We’ve built our operations around that flexibility.”
This adaptability has proven critical in a market where seasonality patterns, length of stay and traveller expectations continue to shift.

The image of a security guard behind a makeshift desk handing over keys may still linger in public memory. But the modern aparthotel has moved well beyond its informal beginnings.
“We’re no longer just handing over keys,” concludes Tait. “We’re operating structured, professionally managed hospitality assets. The segment has matured — and it continues to adapt as the market evolves.”

In destinations such as Cape Town, where international visibility has increased and traveller profiles have diversified, this evolution reflects broader global shifts in how people live, work and travel.

The rise of the aparthotel is less about disruption and more about alignment, responding to demand with a model that sits between traditional hotels and short-term rentals, offering space, flexibility and service on the guest’s terms.
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Responsible short-term rentals: Protecting Cape Town’s heritage neighbourhoods and tourism economy

Cape Town’s tourism sector has evolved into a diverse mix of accommodation options ranging from traditional hotels, owner-managed Airbnbs and professionally operated aparthotels—serving holidaymakers, digital nomads, international visitors, Meetings, Incentives, Conferences and Exhibitions (MICE) delegates and the broader events industry. While this evolution has expanded visitor choice and fuelled new economic opportunities, it has also placed pressure on residential communities and intensified calls for clearer, more accountable management of short-term rentals.

The rapid rise of these short-term rentals has undeniably boosted Cape Town’s tourism economy, creating new streams of income and diversifying accommodation options. Yet the sector has increasingly come under scrutiny as residents and hospitality stakeholders raise concerns about affordability, neighbourhood character and responsible tenant oversight. This evolving hybrid accommodation market now demands a more cohesive regulatory framework—one that recognises both the economic importance of tourism and the necessity of protecting heritage neighbourhoods and long-term residents.

Cape Town remains an international destination of exceptional standards, consistently attracting travellers seeking immersive cultural experiences. Among its most distinctive attractions, Bo-Kaap stands out as a globally recognised heritage precinct.  Its vibrant cultural fabric, historic streetscapes and irreplaceable identity make it a neighbourhood that must be preserved, even as visitor demand grows.

Bo-Kaap’s enduring appeal perfectly illustrates the delicate balance between cultural preservation and tourism growth. As visitor demand rises, the role of short-term rentals becomes central to Cape Town’s visitor economy. In 2023, more than 700 000 travellers used short-term rental platforms in the city, contributing billions of rand to the tourism value chain. Industry data indicates that a single short-term rental unit in Cape Town achieved a median 71% occupancy rate between August 2023 and July 2024, generating more than R420 000 in gross income over the year. Communities like Bo-Kaap stand to benefit from this economic momentum—but only if growth is channelled responsibly and in partnership with residents.

The rapid expansion of the sector has also reshaped housing dynamics. A City of Cape Town Local Spatial Development Framework report found that approximately 70% of inner-city units are now operating as hotels or short-term rentals, significantly reducing long-term residential availability. As listings increase, so too do calls for structured, accountable and community-aligned management.

Ryan Flowers, Managing Director of Flyt Property Investments, emphasises that short-term rentals must actively contribute to neighbourhood resilience if they are to be sustainable: “A short-term rental should contribute meaningfully to its surroundings. It’s not simply accommodation—it’s an opportunity to showcase the culture, spirit and unique fabric of an area in a way that brings shared benefit. When operators take this responsibility seriously, the impact is tangible: local eateries draw more foot traffic, independent retailers gain momentum and micro-economies begin to flourish. Our work at Eaton Square in Cape Town’s Southern Suburbs demonstrates this clearly. Through our hospitality management brand, WINK Aparthotels the development has been managed in a way that attracts complementary businesses that now serve both residents and visitors, strengthening the neighbourhood rather than disrupting it.”

Flyt has intentionally designed its Bo-Kaap development at 150 Buitengracht to mirror this integrated model, collaborating extensively with the local community during the development’s design phase. With 70% of units already sold before public release, the mixed-use development will be managed by WINK Aparthotels to ensure consistent standards, professional oversight, community engagement and alignment with the cultural and heritage values of Bo-Kaap. The objective is to create a responsible hospitality presence that brings economic activity to the area while safeguarding what makes the neighbourhood unique.

Flowers adds that progress must be collaborative: “Bo-Kaap’s heritage is irreplaceable. Its preservation must sit at the centre of how tourism and development evolve in the area. Regulation, operators, residents and the tourism sector need to move in the same direction. When short-term rentals are professionally managed and aligned with community priorities, they can add genuine value to neighbourhoods rather than placing them under strain.”

As one of Cape Town’s most important economic drivers, tourism can only remain sustainable if its benefits are shared and its impacts carefully managed. Moving ahead, meaningful collaboration between short-term rentals, hotels, community representatives and local businesses will be essential to ensure that neighbourhoods remain vibrant, resilient and culturally intact.